{"asOf":"2026-07-11T07:06:23.550Z","block":"1900-1999 N 2ND ST","blockUrl":"https://blockreport.homes/block/1900-1999-n-2nd-st","address":"1930 N 2ND ST","parcelNumber":"871000020","source":"https://property.phila.gov/?p=871000020","ownerType":"absentee","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":null,"useLabel":"Mixed-use","owner":"LUU SANG","coOwner":null,"marketValue":1224000,"livableArea":5440,"yearBuilt":2022,"lastSale":null,"openViolations":4,"violations":[{"number":"VI-2023-042645","date":"2023-06-15","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-042646","date":"2023-06-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-042647","date":"2023-06-15","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-12-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-042648","date":"2023-06-15","code":"F-912.3","title":"FDC FIRE HOSE THREADS\n","status":"COMPLIED","resolutionDate":"2023-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-042674","date":"2023-06-15","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-042675","date":"2023-06-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-10-16","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-042676","date":"2023-06-15","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-10-16","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-042677","date":"2023-06-15","code":"F-912.3","title":"FDC FIRE HOSE THREADS\n","status":"COMPLIED","resolutionDate":"2023-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-032324","date":"2024-05-02","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-06-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-032323","date":"2024-05-02","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-06-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-082450","date":"2025-10-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-082449","date":"2025-10-16","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-082448","date":"2025-10-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-082447","date":"2025-10-16","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-056806","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-06-15","completedDate":null,"violations":[{"number":"VI-2023-042645","date":"2023-06-15","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-042646","date":"2023-06-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-08-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-042647","date":"2023-06-15","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-12-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-042648","date":"2023-06-15","code":"F-912.3","title":"FDC FIRE HOSE THREADS\n","status":"COMPLIED","resolutionDate":"2023-07-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-056832","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-06-15","completedDate":null,"violations":[{"number":"VI-2023-042674","date":"2023-06-15","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-042675","date":"2023-06-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-10-16","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-042676","date":"2023-06-15","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-10-16","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-042677","date":"2023-06-15","code":"F-912.3","title":"FDC FIRE HOSE THREADS\n","status":"COMPLIED","resolutionDate":"2023-07-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-039313","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-02","completedDate":"2024-06-24","violations":[{"number":"VI-2024-032324","date":"2024-05-02","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-06-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-032323","date":"2024-05-02","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-06-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-114496","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-10-17","completedDate":null,"violations":[{"number":"VI-2025-082450","date":"2025-10-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-082449","date":"2025-10-16","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-082448","date":"2025-10-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-082447","date":"2025-10-16","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":8,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2023-056806","date":"2023-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056832","date":"2023-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056806","date":"2023-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056832","date":"2023-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056832","date":"2023-08-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056806","date":"2023-08-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056806","date":"2023-11-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-039313","date":"2024-05-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-039313","date":"2024-06-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-056806","date":"2024-12-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-056832","date":"2025-10-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-114496","date":"2025-10-17","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":7,"passes":0},{"y":2024,"fails":1,"passes":2},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.979882818489344,"lng":-75.13755297042351,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-015577","type":"Sprinkler Certification","inspectionDate":"2023-07-25","result":"Certified","expirationDate":"2024-07-25","buildingId":"1549956"},{"number":"BC-2024-004135","type":"Sprinkler Certification","inspectionDate":"2024-01-31","result":"Certified","expirationDate":"2025-01-31","buildingId":"1549956"},{"number":"BC-2025-030542","type":"Fire Alarm Certification","inspectionDate":"2025-11-18","result":"Certified","expirationDate":"2026-11-18","buildingId":"1549956"},{"number":"BC-2026-003977","type":"Sprinkler Certification","inspectionDate":"2025-11-20","result":"Certified","expirationDate":"2026-11-20","buildingId":"1549988"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":4,"lotArea":null,"zoning":"RM1","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1450 GREEN HILL ROAD ,, COLLEGEVILLE PA, 19426","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A BODY ART SERVICE (TATTOO SHOP) AT FIRST FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.\n\nThe permit for the above location cannot be issued because the proposal does not compl","status":"Completed","outcome":"Granted","date":"2022-09-28","number":"ZP-2022-000790","relatedPermit":"ZP-2022-000790"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":931000,"taxable":186200},{"y":2024,"v":931000,"taxable":186200},{"y":2025,"v":839500,"taxable":167900},{"y":2026,"v":839500,"taxable":167900},{"y":2027,"v":1224000,"taxable":244800}],"taxNow":2350,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"1002715","date":"2019-12-23","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-08-24","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE. STRUCTURE FOR USE AS VACANT COMMERCIAL ON THE 1ST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING ON THE 2ND-4TH FLOORS. SPRINKLERED THROUGH PER NFPA 13. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"FP-2020-000454","date":"2020-06-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-08-24","scope":"FOR THE INSTALLATION OF TWO (2) FIRE SERVICE LINES, BACKFLOW PREVENTERS AND FIRE SUPPRESSION SYSTEMS IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"1057271","date":"2020-06-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-07","scope":"Installation of an 800 amp service and wire throughout as per 2017 NEC. Install fire alarm throughout as per NFPA 72."},{"number":"1057538","date":"2020-07-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-20","scope":"INSTALL THE FOLLOWING 6 LAV, 6 WC, 2 BT, 1 KS, 1 WM, INSTALL 6-3/4 WATER SERVICE PER 2018 PHILA PLUMBING CODE"},{"number":"MP-2020-005070","date":"2020-10-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-20","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS NOT ALLOWED ON THIS PERMIT UNLESS ON APPROVED BUILDING PLANS* Install Three (3)- 10 kw Heat Pump System, via direct vent to the exterior (Side) install ductwork(24), grilles, registers and diffusers, installing –(3) Three 2-Ton Coils & (3) Three 2-Ton 14 SEER A/C condenser located on a pad/rack at the rear of the building. (SFD) RP- 1002715"},{"number":"ZP-2021-012576","date":"2021-11-03","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE LOT LINE RELOCATION TO CREATE FOUR (4) LOTS (PROPOSED PARCEL \"A\", \"B\", \"C\", AND \"D\") FROM TWO (2) EXISTING LOTS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"ZP-2021-014486","date":"2022-01-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Multi-Family"},{"number":"ZP-2022-000790","date":"2022-08-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services - Body Art Service"},{"number":"CP-2023-006171","date":"2024-03-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-17","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT BASEMENT AND 1ST FLOOR. FOR USE AS PERSONAL SERVICE-BODY ART SERVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Lot Line Relocation"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×7"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["4 open L&I violations","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 46% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $839,500 to $1,224,000","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-000790: Completed · Granted; related permit ZP-2022-000790. The history also contains “OCCUPIED W/O TCO OR CO.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"4 open L&I violations","finding":"14 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 17, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Nov 20, 2026; Fire Alarm Certification: Certified through Nov 18, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}